In the absence of that, would you consider a sale & using the proceeds to purchase a property that is easier for a novice investor?  

But there's enough chatter that you would be wise to consider it.3) can you generate a reliable $1600/mo cash flow from the $180K in proceeds from a cash-out refi?  

If I proceed, I feel like the utility situation is strange, but I'm open to advice.Would like advice from those experienced with tenants, inherited or otherwise.Thanks in advance!

How would you guys proceed?

It is always a possibility that the tenant does not vacate and you end up having to involve the courts, and in the meantime the tenant that signed and paid could sue you for performance and you'd have to sue the existing tenant to recover those funds. 

Question for any 1031 experts out there (cc: @Dave Foster).I'm looking to sell a free & clear property and want to do a 1031 with the proceeds.

If this were you, how might your proceed or would you wait? 

Every sale stands on it's own merits and circumstances.Now if you're asking about a bank account to hold your 1031 proceeds - that absolutely does not work.  1031 is not a DIY process. 

If I sell, I’ll use the proceeds to 1031 so after realtor and any closing fees, I’m still looking to clear a little over $30k.

Our civil court system has awarded judgments against black and white law.